At the offering price this house seems too risky for the limited return.

I use my HELOC for investments and becuase of my "fear" of the lender reducing the limits, I have kept it maxed out, for the most part, rolling money from one investment to the other rather than paying it down and reducing interest, as that would be a point in which the lender could reduce my limit and I would no longer have that full amount available.

Bearing in mind my limited hands-on knowledge at the moment, I feel that I'm gravitating towards wholesaling and bird dogging right now.

Since its a commercial loan, you will probably be limited to 20 years.

It may sound great that you're using no money of your own, leveraging the property to the limit, but that property's debt may then become a hungry demon.Different measures, different techniques, different purposes.

However, in my search, I have managed to find several lenders willing to service more than 4+ properties to include, but not limited to, the following:WA FederalIcon Residential (5 max)JMAC First Mortgage Corp (10 at this time)Metrolending (5 max)American Sterlings BankAdditionally, there are private lenders w hedge funds that don't have a limit.

I am just trying to be smart about it and increase my cash flow while limiting my time, maintanence, etc...

Well, You now owe them 5K plus interest, plus over the limit fees, (because they will have a monthly fee on top of your finance fees), AND a new APR somewhere around 28.9%.

We are both new to the game, and when I say new I mean really have only limited knowledge.

I've been very active with commercial lenders from my local banks but almost all of them have tightened to a halt or I've reached my limit with them at the moment so I'm having to use them sparingly.